901 SW 4th Ter · Hallandale Beach, FL 33009

$699,000

8 bd · 4.0 ba · 2,002 sqft · MultiFamily · 41 Days on market

Built 1959 Fair condition

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent opportunity for an income property in Hallandale. Each side is a 2/1 with tile floors throughout. Great corner lot and canal front location. Close to shopping, schools, transportation and places of worship!

Key facts

• Garden
• Corner duplex
• Hugh lot

Tags

• CORNER DUPLEX
• FOUR PARKING SPACES
• HUGH LOT
• GARDEN
• MULTI-FAMILY

Property features AI

Finance

• Financial info: Two rentable unit types with 2 units each (total 4 units); Reported actual rent: $2,000 per unit; Rent includes gardener

Exterior

• Parking: Total of 4 parking spaces
• Utilities: Cable available
• Home design: Single-story building
• Construction: Brick and block construction; Shingle roof; Year built: Unknown
• Exterior features: Canal-front waterfront; 20-foot frontage; Zoned RD-12

Interior

• Bedrooms: Four 2-bedroom units (each unit listed as 2 bedrooms)
• Flooring: Ceramic tile
• Bathrooms: Four 1-bathroom units (each unit listed with 1 full bathroom)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceramic tile floors

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $699k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $681/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Recommended offer: $678k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.2% in Hallandale Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#86 in FL, #1,400 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, crime B+; Watch: schools C-, employment D-.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $8,032/mo this rent would consume 185% of the median local household income ($52k/yr) (locally 3293% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $82k; list at $699k implies a 752% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $678,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-46,519
• Equity at exit: $104,223

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-6,813
• Equity at exit: $60,437

Cash invested: $195,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33009

• Rents YoY: 0.4%
• Active inventory: 1380
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $8,032 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,687
• Net cashflow: $1,363

Break-even live

Break-even rent $6,307

Max offer price $699,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,846	-5% $1,604	+0% $1,363	+5% $1,121	+10% $880
Rent	-10% $728	-5% $1,045	+0% $1,363	+5% $1,680	+10% $1,997
Rate	-1.0pp $1,715	-0.5pp $1,540	base $1,363	+0.5pp $1,181	+1.0pp $997

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$8,032
Total (2 units)			$8,032

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $699,000 Active 41 DOM
2. 2026-06-18
   days on market $699,000 Active 38 DOM
3. 2026-06-17
   days on market $699,000 Active 37 DOM
4. 2026-06-16
   days on market $699,000 Active 36 DOM
5. 2026-06-15
   days on market $699,000 Active 35 DOM
6. 2026-06-13
   days on market $699,000 Active 33 DOM
7. 2026-06-09
   days on market $699,000 Active 29 DOM
8. 2026-06-08
   days on market $699,000 Active 28 DOM
9. 2026-06-07
   days on market $699,000 Active 27 DOM
10. 2026-06-04
    days on market $699,000 Active 24 DOM
11. 2026-06-03
    days on market $699,000 Active 23 DOM
12. 2026-06-02
    pricedays on market $699,000 Active 22 DOM
13. 2026-06-01
    days on market $730,000 Active 21 DOM
14. 2026-05-31
    days on market $730,000 Active 20 DOM
15. 2026-05-11
    listed $730,000 Active
16. 2025-08-04
    historical
17. 2025-05-24
    price $750,000
18. 2025-04-14
    price $790,000
19. 2025-04-03
    price $799,000
20. 2025-03-13
    listed $850,000 Active
21. 2010-12-06
    soldstatus $82,000 217-char remark

    Show marketing remark (217 chars)

    Excellent opportunity for an income property in Hallandale. Each side is a 2/1 with tile floors throughout. Great corner lot and canal front location. Close to shopping, schools, transportation and places of worship!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,384
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$5,320
• − Repairs & maintenance: −$7,711
• − Management: −$7,711
• − Depreciation: −$20,335
• Taxable income: $5,669
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $14,991/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This corner duplex requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. The home is currently rented with excellent tenants, making it a solid investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate landscaping — needs trimming and some plants

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both update bathrooms with new fixtures and lighting — modernizing the bathrooms would appeal to both buyers and renters
• Both landscape and add curb appeal — improving the landscaping would enhance the home's curb appeal and attract more tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
landscaping · needs trimming and some plants	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathrooms with new fixtures and lighting — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both landscape and add curb appeal — improving the landscaping would enhance the home's curb appeal and attract more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Hallandale Beach

• Score: 81/100
• State rank: #86
• US rank: #1400

Category grades

Amenities B Commute A+ Cost of living B+ Crime B+ Employment D- Housing B+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallandale Beach, FL
• County: Broward County · 1,963,430 people
• City population: 44,021
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 44,502
• Household income: $52,079
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3293.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 39% White 39% Two or more races 24% Black 17% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 9% Dominican 3% Salvadoran 2%
• Common ancestry: Scotch-Irish 5% Hispanic 5% Subsaharan African 3%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 38% English-only · Spanish 36% Russian/Polish/Slavic 12% French/Haitian/Cajun 7%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.13%
• Current HPI: 329.9081
• Rent YoY: ▲ 0.43%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+790.2% since first listed

7 events — show timeline

• 2026-05-11 Listed $730,000 MARMLS
• 2025-08-04 Listing Removed — MARMLS
• 2025-05-24 Price Changed $750,000 MARMLS
• 2025-04-14 Price Changed $790,000 MARMLS
• 2025-04-03 Price Changed $799,000 MARMLS
• 2025-03-13 Listed $850,000 MARMLS
• 2010-12-06 Sold (MLS) $82,000 MARMLS